(With my autoreply reiterating beds, baths, rents, pet/smoking rules).

@James WiseI don’t give it much thought really ,i just assume my tenants view me as a greedy evil slumlord that steals their PrecIous alcohol , CIgarette, and lottery money each month.

They smoked in it a few years then power was cut off so....theygrilled in the living room!

For example, the tenant didn't replace a single light bulb or the tenant took the batteries out of the smoke alarm...it seemed it kept going off when they were smoking apparently.

Others have already indicated why you shouldn't put your tri-plex in the LLC, so I'm just going to address the words I underlined above.So, your tax guy is smoking crack - a lot of it - and here's why.An S-Corp is meant to be a business. 

Hopefully by that point I've built a strong enough relationship with him that he says "yea Derek I'd like to invest in it with you, your numbers look good and I trust you" In other words unless you have a smoking deal sitting in the coffer you don't want to ask for money, you want to build a relationship. 

I think what you suggested is a great idea  as it would be cheaper for everyone as the attorney would not have to learn about how this person or Company tries to blow smoke. if you decide to go that route please let us know

We tried to go back to the seller and get a credit to do the panels and bring the fire/smoke/CO monitors and alarms up to code, and got shot down.

I have smoke detectors there too .

I’ve marketed “smoke free” reasonably successfully in the past but in my market with so few pet friendly rentals I’m not positive it would work.